Bylaw 14718
Amendment No. 858
WHEREAS a portion of NE, NW, OT-18-51-24-4, portion of Lot 1, Plan 852 2000 and a portion of the road to be closed by Bylaw 14706, located east of 127 Street SW, north and south of 30 Avenue SW, Callaghan, Edmonton, Alberta, are specified on the Zoning Map as (AG) Agricultural Zone; and
WHEREAS an application was made to rezone the above described property to (DC1) Direct Development Control Provision, (RA7) Low Rise Apartment Zone and (AP) Public Parks Zone.
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as a portion of NE, NW, OT-18-51-24-4, portion of Lot 1, Plan 852 2000 and a portion of the road to be closed by Bylaw 14706; located east of 127 Street SW, north and south of 30 Avenue SW, Callaghan, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule ”A”, from (AG) Agricultural Zone to (DC1) Direct Development Control Provision, (RA7) Low Rise Apartment Zone and (AP) Public Parks Zone.
2. The uses and regulations of the aforementioned DC1 Provision are annexed hereto as Schedule ”B”.
SCHEDULE "A"
SCHEDULE ”B”
(DC1) DIRECT DEVELOPMENT CONTROL PROVISION
1. General Purpose
To establish a high density residential development, with the opportunity for a limited number of convenience commercial uses, by allowing a mix of low rise and mid rise residential housing types, and to promote a high quality development by adhering to architectural and urban design objectives that are complementary to the prominence of this Site in Heritage Valley, which is located adjacent to a proposed neighbouring transit centre / LRT station and town centre.
2. Area of Application
The Provision shall apply to portions of Lot 1, Plan 852 2000, NW¼ 18-51-24-W4 and Plan 1819AU; containing approximately 6.69 ha; immediately east of James Mowatt Trail, Callaghan Neighbourhood, shown on Schedule ”A” of the Bylaw adopting this Provision.
3. Uses
a. Apartment Housing
b. Boarding and Lodging Houses
c. Child Care Services
d. Group Homes
e. Limited Group Homes
f. Minor Home Based Business
g. Personal Service Shops and Convenience Retail Stores, when designed as an integral and secondary component of a residential development at ground level
h. Residential Sales Centre
i. Fascia On-premises Signs
j. Projecting On-premises Signs
4. Development Regulations
a. Development shall be in general accordance with the attached Appendices which are schematic illustrations of intended development:
i. Appendix 1, Site Design Concept
ii. Appendix 2, Circulation Concept
iii. Appendix 3, Landscaping Concept
b. The maximum Density shall be 175 Dwellings per hectare.
c. The maximum Height shall not exceed 27.0 m nor 7 Storeys.
d. The maximum Floor Area Ratio shall be 1.6.
e. The following Yards shall be applied to the Site:
i. The minimum Yard adjacent to James Mowatt Trail, 25 Avenue SW, the multi-use trail and park, and along the north and east portion of this Site shall be 6.0 m;
ii. The minimum Yard adjacent to the private internal roadway shall be 6.0 m from the curb; and
iii. The minimum Yard for Commercial Uses adjacent to the private internal roadway shall be 4.5 m from the curb, or 4.5 m from 25 Avenue SW.
f. Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.
g. A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided.
h. Parking shall be provided in accordance with Section 54 of the Zoning Bylaw.
i. There shall be no outdoor parking, trash collection or outdoor storage areas developed within 3.0 m of any property line.
j. The following regulations shall apply to Personal Service Shops and Convenience Retail Stores:
i. The total Floor Area of these Uses shall not exceed 275 m2; and
ii. These Uses shall not be permitted in any freestanding structure separate from a structure containing Residential Uses. The principal entrance to these Uses shall be provided by a separate entry from the outside.
k. Signs shall comply with the regulations in Schedule 59B.
5. Design Regulations
5.1 Site Planning
a. Arrangement of buildings, parking, circulation areas, and open spaces shall reflect the land use design principles illustrated in Appendix 1, Site Design Concept, Appendix 2, Circulation Concept and Appendix 3, Landscaping Concept.
b. Buildings shall be aligned along public roadway frontages, and use techniques such as building articulation, variable exterior materials and colours in order to avoid long monotonous building facades, and to create an interesting streetscape.
c. A Sun Shadow Impact Study shall be required in accordance with Section 14.3 of the Zoning Bylaw to ensure that shadow impact on the park site and adjacent residential sites is minimal.
d. A special architectural / landscape feature shall be provided at the intersection of James Mowatt Trail and 25 Avenue SW, and a secondary (enhanced) architectural/landscape feature at the intersection of the multi-use trail and James Mowatt Trail and located entirely on private property as illustrated in Appendix 1, Site Design Concept.
5.2 Built Form
a. Design techniques including, but not limited to, the use of sloped roofs, elevation treatment and articulation of all building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways.
b. Building facades, on all sides, shall include design elements, finishing materials, and articulation that will reduce any perceived mass and linearity of large buildings and add architectural interest by including features such as colonnades, pilasters, façade fenestrations and other similar architectural elements.
c. All mechanical equipment, including roof mechanical units shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it into the building.
d. Building entries shall be readily identifiable by using design techniques such as recesses, projections, columns and distinctive material and colours to articulate entrances.
e. Buildings developed adjacent to the multi-use trail and park site shall provide a minimum step-back of 3.0 m starting at five storey level or 14.0 m in height.
f. Buildings developed with commercial uses adjacent to the private internal roadway shall provide a minimum step-back of 3.0 m starting at five storey level or 14.0 m in height.
g. Active building frontages shall be developed at the ground floor adjacent to the multi-use trail and the private internal roadway. Active building frontages are characterized by individual unit entrances, porches and pedestrian access off the multi-use trail or private internal roadway.
a. Site access and vehicular and pedestrian circulation shall be developed consistent with Appendix 2, Circulation Concept, which illustrates points of access and circulation between the multi-use trail, adjacent park and neighbouring transit centre / LRT station and town centre.
b. Site access and internal circulation shall promote safety, efficiency and convenience. Conflicts between vehicles and pedestrians shall be minimized. Clearly defined pedestrian paths shall be provided from parking areas to primary building entrances and sidewalks along the site’s perimeter.
c. Internal Site circulation shall be designed to facilitate access to building clusters and reduce conflict with pedestrians.
d. The multi-use trail, illustrated in Appendix 2, Circulation Concept, shall be developed as a 3.0 m asphalt multi-use trail.
e. Parking shall be developed primarily underground and located internal to the Site. There shall be no surface parking fronting onto James Mowatt Trail, 25 Avenue SW, the multi-use trail, or the park site, except where safety and barrier-free design requirements apply, in which case parking shall be sufficiently screened with landscape and architectural design elements.
f. A joint access agreement shall be registered on title for the private internal roadway, identified in Appendix 2, Circulation Concept, to ensure access for vehicles and pedestrians to the adjoining residential Sites, and access for pedestrians to the park site.
g. The internal private roadway shall include a minimum carriageway width of 14.5 m for a distance of 90.0 m into the Site.
h. Emergency access shall be provided across the multi-use trail as illustrated in Appendix 2, Circulation Concept. Emergency access shall be developed with a minimum 3.0 m concrete walkway and knock-down bollards.
a. A detailed landscaping plan shall be submitted in accordance with Subsection 55.3 of the Zoning Bylaw prior to the approval of any development permit. This plan shall include pedestrian linkages, including internal Site circulation and connections between buildings, the multi-use trail, the park and perimeter of the Site; pedestrian lighting; street / walkway furniture; fencing details and pedestrian seating areas.
b. Pedestrian oriented landscaped Yards shall be provided as illustrated in Appendix 3, Landscaping Concept, along the internal private roadway and the multi-use trail, and shall include trees, plantings, street furniture and pedestrian oriented lighting.
c. Site perimeter landscaped Yards shall be provided as illustrated in Appendix 3, Landscaping Concept, adjacent to James Mowatt Trail and 25 Avenue SW to act as an amenity and buffer between the roadways and residential buildings.
d. All landscaped Yards shall contain minimum plantings as outlined in the following:
i. one tree for each 17.5 m2 and one shrub for each 10 m2 of any required Yard or Setback at grade; and
ii. one tree for each 17.5 m2 and one shrub for each 7.5 m2 of required parking area islands. In no case shall there be less than one tree per required parking area island.
e. All planting shall conform to the following:
i. the proportion of deciduous to coniferous trees and shrubs shall be approximately 50:50;
ii. 100% of required deciduous trees shall be a minimum of 75 mm calliper; and
iii. 75% of required coniferous trees shall be a minimum of 2.5 m in height and 25% shall be a minimum 3.5 m in height.
f. Fences shall be developed consistent in design, materials, finishes, and colours with the buildings on Site and shall be compatible with the fence styles established for the neighbourhood. Fencing shall be developed in accordance with the City of Edmonton Noise Bylaw.
i. A 1.8 m uniform decorative fence shall be built adjacent to James Mowatt Trail, designed and made with high quality materials such as wood, stone and iron consistent with the Site and neighbourhood;
ii. 1.8 m uniform decorative fence shall be built adjacent to 25 Avenue SW, designed and made with high quality materials such as wood, stone and iron consistent with the Site and neighbourhood; and
iii. A 1.2 m uniform decorative fence shall be built along the multi-use trail and park site, designed and made with high quality materials such as wood, stone and iron consistent with the Site and neighbourhood.
g. Illuminated signs shall be designed such that illumination does not extend beyond the boundaries of the site.
5.5 Crime Prevention Through Environmental Design (CPTED)
a. A CPTED Assessment shall be completed to guide design of public and private spaces and facilities, focusing on natural surveillance and access control.
6. Affordable Housing
a. That prior to the issuance of any development permit, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the Owner to provide the City:
i. The ability to purchase 5% of the density bonus at the time of the development permit at 85% of the list price (the density bonus defined as any units above 50 units per ha); or
ii. The ability to acquire units based on Council’s approved policy on Affordable Housing, whichever comes first.
